My mortgage broker has asked me for my Hoylake law firm’s panel reference for the HSBC conveyancing panel. How do I find this out. I have contacted my local Hoylake branch but they have not got back to me yet.

You are best placed to get this information from your Hoylake lawyer . They should have a central record lender panel numbers.

I am hoping to move into my new home in Hoylake next Tuesday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Hoylake.

I own a freehold house in Hoylake yet charged rent, why is this and what is this?

It’s unusual for properties in Hoylake and has limited impact for conveyancing in Hoylake but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

I am buying a new build flat in Hoylake. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hoylake

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My husband and I are a couple of weeks into a freehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in Hoylake. I am am starting to be dissatisfied with the level of service. Could you help me find new solicitors?

They would have to be really bad to suggest diss instructing them. Has your mortgage been issued? In the event that it has you need to make them aware of the replacement lawyer and have the offer are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid escalating expenses and complications. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Hoylake